Authored by the expert who managed and guided the team behind the Belgium Property Pack
Everything you need to know before buying real estate is included in our Belgium Property Pack
EU citizens can freely buy property in Belgium without any special permits or restrictions.
Belgium offers one of the most accessible property markets in Europe for foreign buyers, with EU citizens enjoying the same rights as Belgian nationals when purchasing real estate. The country allows foreigners to buy all types of properties including houses, apartments, land, and even farmland without minimum investment thresholds or residency requirements.
If you want to go deeper, you can check our pack of documents related to the real estate market in Belgium, based on reliable facts and data, not opinions or rumors.
EU citizens can purchase any type of property in Belgium without permits, with current prices averaging €3,520/m² for apartments in Brussels and €2,968/m² for houses.
Total transaction costs including taxes and fees range from 7.2% to 17.5% of the property value, with the buying process typically taking 4-8 weeks from offer to final ownership transfer.
| Aspect | Details | Requirements for EU Citizens |
|---|---|---|
| Purchase Rights | Full property ownership rights | No permits or restrictions needed |
| Property Types | Houses, apartments, land, farmland | All types accessible without limits |
| Registration Tax | 6% in Flanders, 12.5% in Brussels/Wallonia | Same rates as Belgian residents |
| Mortgage Access | Available with 20%+ down payment | Proof of income and local bank account |
| Timeline | 4-8 weeks from offer to ownership | Standard process for all buyers |
| Annual Obligations | Property tax 0.05%-1% of assessed value | Tax filing requirements for non-residents |
| Total Costs | 7.2%-17.5% above purchase price | Includes all taxes, notary, and legal fees |
Can EU citizens buy property in Belgium without needing special permits?
EU citizens can purchase property in Belgium freely without any special permits or authorization requirements.
Belgium grants EU citizens the same property ownership rights as Belgian nationals, making it one of the most accessible European property markets for foreign buyers. There are no nationality-based restrictions on property ownership for EU citizens.
The Belgian government does not require EU citizens to obtain any special permits, licenses, or approvals before purchasing real estate. This applies to all types of properties including residential homes, apartments, commercial buildings, and even agricultural land.
EU citizens also face no minimum investment thresholds or residency requirements connected to property ownership. You can buy property in Belgium as an EU citizen whether you live there permanently, temporarily, or not at all.
It's something we develop in our Belgium property pack.
What types of properties can foreigners legally buy in Belgium, like houses, apartments or land?
Foreigners can legally purchase all types of properties in Belgium including houses, apartments, building land, commercial properties, and farmland.
Residential properties such as single-family houses, townhouses, apartments, and condominiums are all accessible to foreign buyers without restrictions. There are no limitations on the size, value, or location of residential properties that foreigners can purchase.
Land purchases are also unrestricted for foreigners, including building plots for future construction, agricultural farmland, and commercial land for business development. Belgium does not impose the agricultural land restrictions that some other European countries have for foreign buyers.
Commercial and investment properties including office buildings, retail spaces, warehouses, and multi-unit rental properties can all be purchased by foreigners. There are no sector-specific restrictions on commercial real estate ownership.
Coastal and waterfront properties are also accessible to foreign buyers, with no special coastal protection laws that restrict foreign ownership like in some Mediterranean countries.
How much are the average property prices right now in cities like Brussels, Antwerp and Ghent?
As of September 2025, property prices in Belgium's major cities show Brussels leading with the highest average costs per square meter.
| City | Apartments (€/m²) | Houses (€/m²) | Typical Apartment Price Range |
|---|---|---|---|
| Brussels | €3,520 | €2,968 | €260,000 - €400,000 |
| Antwerp | €2,934 | €2,614 | €220,000 - €350,000 |
| Ghent | €3,059 | €2,350 | €230,000 - €370,000 |
| National Average | €2,800 | €2,400 | €200,000 - €320,000 |
| Premium Neighborhoods | €4,500+ | €3,800+ | €500,000+ |
What are the typical taxes and fees to pay when buying property in Belgium as a non-resident?
Non-resident buyers in Belgium face total transaction costs ranging from 7.2% to 17.5% of the property purchase price.
The property registration tax varies significantly by region: 6% in Flanders for primary residences, while Brussels and Wallonia charge 12.5% regardless of residence status. This registration tax is calculated on the property's assessed value and represents the largest single cost component.
Notary fees typically range from 0.2% to 4% of the property price, depending on the transaction size and complexity. More expensive properties generally have lower percentage fees, while smaller transactions carry higher relative costs.
Additional costs include technical surveys (€300-€800), mortgage arrangement fees if financing is used (0.5-1% of loan amount), and various administrative charges. Legal fees are optional but recommended at approximately 1% of the property price.
Non-residents should budget for the higher end of the cost range due to additional documentation requirements and potential currency exchange fees when transferring funds from foreign accounts.
Do EU citizens need a Belgian bank account or can they use a foreign one for the purchase?
While legally not required, EU citizens should open a Belgian bank account for property purchases as most notaries and sellers strongly prefer or require local banking arrangements.
Belgian notaries typically require all property purchase funds to be transferred through a Belgian bank account for security and regulatory compliance reasons. This includes both the deposit payment and final settlement amounts.
Foreign bank transfers for large property purchases can face delays, additional documentation requirements, and higher fees that may complicate the transaction timeline. Currency exchange risks also add uncertainty to the final payment amounts.
If obtaining a mortgage, Belgian lenders require a local bank account for monthly payment processing and account management. The mortgage application process is significantly smoother with an established Belgian banking relationship.
Opening a Belgian bank account as an EU citizen is straightforward, typically requiring only valid identification, proof of address, and initial deposit amounts starting from €50-€200 depending on the bank.
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How much is the property registration tax in Belgium and does it vary by region?
Property registration tax in Belgium varies significantly by region, ranging from 6% to 12.5% of the property's assessed value.
Flanders offers the most favorable registration tax rate at 6% for primary residences, making it the most cost-effective region for property purchases. This reduced rate applies when the buyer declares the property as their main residence.
Brussels and Wallonia both charge 12.5% registration tax regardless of whether the property serves as a primary or secondary residence. This higher rate applies to all property types and buyer categories.
The registration tax is calculated on the property's official assessed value, which is typically close to but may differ slightly from the actual purchase price. Tax authorities use this assessed value to determine the exact tax amount due.
It's something we develop in our Belgium property pack.
Are there restrictions on buying farmland or second homes in Belgium for EU citizens?
EU citizens face no restrictions when purchasing farmland or second homes in Belgium, enjoying the same access as Belgian nationals.
Agricultural land purchases are completely unrestricted for EU citizens, unlike many European countries that impose nationality or residency requirements for farmland ownership. EU buyers can purchase agricultural properties for investment, personal use, or commercial farming operations.
Second homes and vacation properties can be freely purchased by EU citizens without any permit requirements or residency obligations. There are no limits on the number of properties an EU citizen can own in Belgium.
Coastal and waterfront properties are also accessible without the foreign ownership restrictions found in some other European coastal regions. EU citizens can purchase beachfront homes, lakeside properties, and riverside estates without special permits.
The only consideration for EU citizens is that agricultural land purchases may have different tax implications and local zoning regulations, but these apply equally to all buyers regardless of nationality.
What is the process step by step to buy a property in Belgium, from offer to notary signing?
The Belgian property purchase process follows eight distinct steps from initial offer to final ownership transfer.
- Budget determination and pre-approval: Calculate total budget including 7.2-17.5% additional costs for taxes and fees, and obtain mortgage pre-approval if financing is needed.
- Property search and viewing: Use online platforms like Immoweb or work with local real estate agents to identify suitable properties and conduct viewings.
- Written offer submission: Submit a binding written offer specifying price, conditions, and timeline - verbal offers have no legal standing in Belgium.
- Preliminary contract signing: Sign the "compromis de vente" and pay a deposit of 5-10% of the purchase price, establishing legal commitment from both parties.
- Due diligence period: The notary conducts title searches, debt verification, and confirms all legal documentation while the buyer arranges final financing.
- Mortgage finalization: Complete mortgage paperwork and obtain final loan approval if external financing is being used.
- Final notarial deed signing: Sign the definitive deed of sale at the notary's office, typically within 4 months of the preliminary contract.
- Ownership transfer and payment: Transfer remaining purchase amount, pay all taxes and fees, and receive official property ownership documents.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Belgium versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How long does the buying process usually take in Belgium, from first offer to ownership transfer?
The typical Belgian property purchase process takes 4-8 weeks from accepted offer to final ownership transfer.
The preliminary contract phase usually occurs within 1-2 weeks of offer acceptance, during which time the buyer arranges deposit payment and begins mortgage applications if needed. This phase can extend if complex negotiations or conditions are involved.
Due diligence and mortgage approval typically require 2-4 weeks, depending on the complexity of the property title search and the buyer's financing situation. Non-resident buyers may experience slightly longer processing times due to additional documentation requirements.
The final notarial deed signing must occur within 4 months of the preliminary contract according to Belgian law, though most transactions complete within 6-8 weeks of the initial offer acceptance.
Complex transactions involving multiple properties, commercial elements, or significant financing can extend the timeline to 10-12 weeks, while cash purchases with simple title situations may complete in as little as 3-4 weeks.
Can EU citizens get a Belgian mortgage easily and what are the typical requirements?
EU citizens can obtain Belgian mortgages, though non-resident buyers typically face higher down payment requirements and stricter qualification criteria.
Non-resident EU citizens generally need to provide a minimum 20% down payment, compared to 10% for Belgian residents. Some lenders may require up to 30% down payment for non-residents depending on the property type and buyer's financial profile.
Interest rates for EU citizens in 2025 range from 3-4% for standard mortgages, with rates varying based on loan-to-value ratio, term length, and the buyer's financial strength. Non-residents may face slightly higher rates than residents.
Required documentation includes proof of stable income for at least 2-3 years, valid EU identification, credit history from the home country, and bank statements. Belgian lenders typically require income verification through employment contracts or business financial statements.
A Belgian bank account is generally mandatory for mortgage payments and account management, and most lenders require borrowers to maintain this account throughout the loan term.
It's something we develop in our Belgium property pack.
How much are the notary and legal fees on top of the purchase price in Belgium?
Notary and legal fees in Belgium typically range from 1-4% of the property purchase price, forming part of the total 7.2-17.5% additional costs.
Notary fees are regulated by law and scale inversely with property value: smaller transactions under €200,000 may incur fees of 3-4%, while larger purchases over €500,000 typically see notary fees of 1-2% of the purchase price.
Legal fees are optional but recommended, typically costing around 1% of the property price when hiring independent legal counsel. Many buyers choose to rely solely on the notary's services, which include basic legal verification and title transfer processes.
Additional administrative costs include property survey fees (€300-€800), title search costs (€100-€300), and various certification fees that typically total €500-€1,200 depending on property complexity.
Buyers should budget approximately 2-5% of the purchase price for all notary and legal-related costs, with higher percentages applying to lower-value properties due to minimum fee structures.
Once you own property in Belgium as an EU citizen, are there any yearly property taxes or obligations to consider?
EU citizens owning Belgian property face annual property taxes ranging from 0.05% to 1% of the assessed property value, plus additional tax filing obligations for non-residents.
The annual property tax called "précompte immobilier" in French or "onroerende voorheffing" in Dutch varies by municipality and property type. Urban properties typically face rates of 0.5-1%, while rural properties may have lower rates around 0.05-0.3%.
Non-resident EU citizens must file annual Belgian tax returns declaring their property ownership and any rental income generated, even if the property remains vacant. Recent regulatory changes in 2025 have expanded these filing requirements significantly.
If the property generates rental income, non-residents face Belgian income tax on rental profits at rates ranging from 25-50% depending on total income levels. Deductions are available for maintenance, management, and mortgage interest costs.
Additional annual obligations include municipal charges for waste collection (€100-€300), water and sewer connections (€200-€500), and potential building insurance requirements mandated by local authorities or mortgage lenders.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Belgium offers one of Europe's most accessible property markets for EU citizens, with no permits required and full ownership rights equivalent to Belgian nationals.
While property prices remain competitive compared to neighboring countries, buyers should carefully budget for total transaction costs of 7.2-17.5% above the purchase price and plan for ongoing annual obligations including property taxes and potential tax filing requirements.